1533 S Grant St · Aberdeen, SD 57401

$118,900

4 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 219 Days on market

Built 1910 6,969 sqft lot $82/sqft · 44% below area Est $211k · 44% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you ready for the purchase of a lifetime? Your dream of owning a successful investment property is here!! This 4 BD, 2BA home is a short walk from Melgaard Park, NSU, and the new football stadium! This lot offers off-street parking and a 2-stall garage for winter storage. The back patio is a perfect hang out for those relaxing summer nights. To be sold AS IS. Subject to tenant's rights. Please allow 48 hours for showings.

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 1910

🏷️ Possibly a rental listed for sale. The $118,900 price doesn't fit this home's estimated sale value (~$210,708) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.9% in Aberdeen — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#7 in SD, #1,411 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Aberdeen School District 06-1 (town): math 45% / reading 54% proficiency, ranked #33 of 59 in SD (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 174 active listings in the ZIP; 86 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $822 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Brown County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.11%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $210,708
• List price: $118,900
• Delta: -43.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1502 S Grant St	0.08mi	4/2.0	1,485 (+2%)	2mo	$149,900	$101	92
1514 S Main St	0.23mi	3/2.0 (-1)	1,547 (+6%)	2mo	$235,000	$152	72
118 Church Dr	0.41mi	4/3.0	1,388 (-5%)	1mo	$305,000	$220	68
1404 S 2nd St	0.39mi	3/1.0 (-1)	1,408 (-3%)	3mo	$179,000	$127	65
1431 Dick Dr	0.42mi	3/2.0 (-1)	1,378 (-5%)	3mo	$297,500	$216	64
17 SW 9th Ave	0.61mi	4/3.0	1,472 (+1%)	5mo	$180,000	$122	61
324 SW 10th Ave	0.68mi	4/1.0	1,427 (-2%)	3mo	$165,000	$116	59
201 SW 8th Ave	0.71mi	3/2.0 (-1)	1,480 (+2%)	1mo	$95,000	$64	58
124 SW 13th Ave	0.43mi	3/2.0 (-1)	1,558 (+7%)	6mo	$220,000	$141	58
612 S Arch St	0.75mi	3/2.0 (-1)	1,440 (-1%)	1mo	$145,000	$101	57
310 SW 9th Ave	0.73mi	4/2.0	1,364 (-6%)	5mo	$165,000	$121	51
516 SE 10th Ave	0.50mi	3/2.0 (-1)	1,640 (+13%)	3mo	$210,000	$128	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $5,702
• Equity at exit: $17,728

10-year hold

• IRR: 13.9%
• Equity multiple: 2.12×
• Total profit: $37,201
• Equity at exit: $10,280

Cash invested: $33,292 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State South Dakota: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

3-day notice; mostly landlord-friendly.

Methodology + full state rankings →

ZIP-level market 57401

• Active inventory: 174
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $392

Break-even live

Break-even rent $1,055

Max offer price $118,900

Occupancy floor 70%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $29,725
• Closing costs: $3,567
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $118,900 Active 219 DOM
2. 2026-06-18
   days on market $118,900 Active 218 DOM
3. 2026-06-17
   days on market $118,900 Active 217 DOM
4. 2026-06-16
   days on market $118,900 Active 216 DOM
5. 2026-06-15
   days on market $118,900 Active 215 DOM
6. 2026-06-14
   days on market $118,900 Active 213 DOM
7. 2026-06-12
   days on market $118,900 Active 212 DOM
8. 2026-06-09
   days on market $118,900 Active 209 DOM
9. 2026-06-08
   days on market $118,900 Active 208 DOM
10. 2026-06-07
    days on market $118,900 Active 207 DOM
11. 2026-06-05
    days on market $118,900 Active 204 DOM
12. 2026-06-03
    days on market $118,900 Active 203 DOM
13. 2026-06-02
    days on market $118,900 Active 202 DOM
14. 2026-06-01
    days on market $118,900 Active 201 DOM
15. 2026-05-31
    days on market $118,900 Active 200 DOM
16. 2026-05-30
    days on market $118,900 Active 199 DOM
17. 2026-01-30
    price $118,900
18. 2025-12-04
    price $121,900
19. 2025-11-12
    listed $131,900 Active
20. 2022-02-25
    soldstatus $123,000 429-char remark

    Show marketing remark (429 chars)

    Are you ready for the purchase of a lifetime? Your dream of owning a successful investment property is here!! This 4 BD, 2BA home is a short walk from Melgaard Park, NSU, and the new football stadium! This lot offers off-street parking and a 2-stall garage for winter storage. The back patio is a perfect hang out for those relaxing summer nights. To be sold AS IS. Subject to tenant's rights. Please allow 48 hours for showings.

21. 2021-11-20
    listed $130,000 429-char remark

    Show marketing remark (429 chars)

    Are you ready for the purchase of a lifetime? Your dream of owning a successful investment property is here!! This 4 BD, 2BA home is a short walk from Melgaard Park, NSU, and the new football stadium! This lot offers off-street parking and a 2-stall garage for winter storage. The back patio is a perfect hang out for those relaxing summer nights. To be sold AS IS. Subject to tenant's rights. Please allow 48 hours for showings.

22. 2000-07-28
    soldstatus $41,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SD · Resets to sale price

• Current annual tax: $1,921 · $160/mo
• Projected year-2 tax: $1,921 · $160/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,603
• − Mortgage interest: −$6,660
• − Property taxes: −$1,921
• − Insurance: −$594
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$3,459
• Taxable income: $2,992
• Est. tax owed @ 24.0%: −$718
• After-tax cash flow: $3,981/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Aberdeen School District 06-1
• NCES district ID: 4602070
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $49,230
• Composite: 42.27/100
• National rank: #3273
• State rank: #33 of 59 in SD

Livability — Aberdeen

• Score: 81/100
• State rank: #7
• US rank: #1411

Category grades

Amenities B Commute F Cost of living A+ Crime B- Employment C+ Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aberdeen, SD
• County: Brown County · 31,939 people
• City population: 31,939
• Metro: Aberdeen, SD
• Population (ZIP): 31,939
• Household income: $68,835
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1220.0

Population outlook (Brown County) Hauer SSP2

• Today (2025): 43,830 people
• By 2030: 46,663 · +6.5%
• By 2040: 52,852 · +20.6%
• By 2050: 59,898 · +36.7%
• By 2075: 82,750 · +88.8%
• By 2100: 112,639 · +157.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 6% Native American 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Portuguese 12% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 4% · Canada, South Korea, Philippines
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Brown

• 2024 margin: Strong R (+26.8) · D 35.6% · R 62.5% · Other 1.9%
• 2008→2024 swing: -32.4pp toward R · 2008: 5.6pp · 2024: -26.8pp
• All cycles: 2024: R+26.8 2020: R+23.0 2016: R+25.8 2012: R+6.7 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -224.77%
• Current HPI: 185.713
• Rent YoY: —
• Metro: Aberdeen, SD
• State GDP YoY: ▲ 0.70%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SD)

Industry	F500 HQs	Revenue
▸Utilities	1	$1B

Price history

+183.8% since first listed

6 events — show timeline

• 2026-01-30 Price Changed $118,900 ABOR
• 2025-12-04 Price Changed $121,900 ABOR
• 2025-11-12 Listed $131,900 ABOR
• 2022-02-25 Sold (MLS) $123,000 ABOR
• 2021-11-20 Listed $130,000 ABOR
• 2000-07-28 Sold (MLS) $41,900 ABOR

Property tax history

+2.8%/yr

Latest (2025): $1,921 · +8.2% YoY. Source: county tax records.